Coconut Grove Homes and Condos for Sale

Archive for the 'Shenandoah' Category

Rentals Rule At the Moment

I handed over the keys to the new tenants at 2 of my rental listings on Sunday, and it got me to thinking. How big is the rental market right now? As my research covering area 41 confirmed, there are a LOT more rentals than sales being done this month. (For those of you not in my business, area 41 is part of the imaginary grid realtors use for property identification. Area 41 includes Coconut Grove, Coral Gables, South Miami, the Roads and Shenandoah.)

In the last 14 days a total of 525 properties have come on the market. Ninety-three are single family homes, 192 are condos and townhouses, and 240 are rental properties. Granted, the total of homes for sale equals 285, but the amount of rentals isn’t far off that number.

Looking at pending properties there are 157 single family and condos or townhouses under contract, compared to 154 rentals.

The real eye-opener is what has actually closed in the last two weeks. Of the 431 closings, 323 of them were rental properties. That’s three times the amount of rental properties closed compared to condos and homes!

Statistics like this clearly point out the need to put the property you are selling at a very compelling price. If buyers aren’t finding a home that shouts “Buy me now!” it’s easy for them to keep looking at other homes or rent for a while.

If you are buying, selling, or renting let a local specialist help you. I’m always available at 305 794.6570 or you can leave me a note and I’ll get back to you immediately.

To stay updated with all local real estate information, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email.

The Royal Poincianas Are In Rare Bloom

In all my many years in Coconut Grove I’ve never seen the poinciana trees bloom so prolifically and with so much deep color. I think it has to do with the extreme cold we had this winter, and I’ve heard the drought contributed to their remarkable intensity, but whatever has caused it has made Miami incredibly colorful this spring!

As I’ve been driving around I’ve marvelled at some of the Royal Poincianas I’ve seen, and I have to share this one with you that I saw in Belle Meade with a client the other day.

There is a painterly quality about this photograph when you see it enlarged, and it reminds me of the work of one of our great local landscape artists, Federico Carosio III.

Another impressive one I found is in on SW 23 Street near SW 22 Avenue in Shenandoah.

 I am keeping an eye on a yellow poinciana in the Roads, and when it’s in full bloom I’ll post a picture of it!

Current Listing and Sales Prices In My Neighborhoods

This site covers the area between The Roads and Shenandoah, through Coconut Grove, encompassing the entire area of South Miami, and all of Coral Gables. The table below shows the listing and sale prices of these neighborhood homes, and what that equals in price per square foot.

The closed sales reflect activity within the last 90 days, which is the time appraisers use for establishing value for financing purposes. If you’re thinking of selling your home, besides inviting you to give me a call, I hope this will be a good guide for you as you consider the value of your home.

I researched Coconut Grove and Coral Gables by specific criteria, waterfront and non-waterfront, or dry lots. I further broke down Coral Gables as everything north of Bird Road, and then the homes south of there.  Coconut Grove is generally known by its three areas, and the center Grove has so few single family homes that it isn’t included in this table.

In South Miami I show data for High Pines and the Ponce-Davis neighborhood, then the rest of the area in its own line.

To stay updated with real estate information about these neighborhoods, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email. To reach me immediately, call me at 305.794.6570 anytime.

Five Super Homes For Sale in Shenandoah at Super Prices

 There are currently some exceptional homes for sale in Shenandoah at very affordable prices per square foot. Shenandoah’s proximity to downtown, directly across US 1 from the north end of Coconut Grove, and the character that comes with older established neighborhoods, attracts a lot of families looking to update, renovate or enlarge.

It’s a beautiful area of Miami. Literally at the southwest edge of downtown Miami, it was already incorporated by the 1920’s. Streets were laid out and trees planted, and today there are stately oaks, poincianas, frangipani, and everything else you can think of that grows here! Miami International Airport is 10 minutes away, as is the University of Miami, and it sits at the entrance to Rickenbacker Causeway and Key Biscayne

Here are my current favorites on the market now:

At $239 per square foot, or $599,000 is 1511 SW 13 Street.  An elegant 1930 old Spanish with an imposing gated entry and exquisite details throughout. It has 3 bedrooms / 2 bathrooms in 2,499 square feet of living space. There’s a heated pool on the large 8625SF lot. Listed by Avatar.

1830 SW 24 Street is a 3/2 with 2 half baths and a detached 1/1 cottage or cabana for the oversized pool in the deep lot. Built in 1938 and listed by Sterling One,the asking price is $375,000 or $232 per square foot.

A contemporary 2-story one-of-a-kind home was completed in 2007 at 1898 SW 17 Street. The interior is flooded with natural light through floor to ceiling impact windows. It has 4 bedrooms and three full bathrooms in 2,250 square feet inside. The listing by Tedline is priced at $499,000 or $221 per square foot.

Built in 1925 at 1667 SW 11 Street is another 2-story home. If you know this area well you know there are some truly special streets, and 11th Street is one of them. This home is a 3/2 in the main house and has a two bedroom guesthouse set in the tropical and lush garden of the backyard. Listed by AquaSun, the asking price is $385,000 or $207 per square foot.

 On my list of favorites and the least per square foot at $179 is this 1938 estate on a double lot of 13,094 square feet at 2262 SW 21 Avenue. It has the original charm but has been updated to demanding standards with professional-grade appliances and spa bathrooms to name a couple. The house has 3,737 square feet with 4 bedrooms and a den / 3 and a half baths, and separate maid’s or in-law’s quarters. The house with its private tropical yard is listed for $699,000 by Keller-Williams.

There are 73 homes for sale in Shenandoah right now, and a bit of something for everyone. If you are interested in knowing the value of your current home or are ready to begin your search for a new home, contact me or call me at 305.794.6570.

To stay updated with all Shenandoah real estate information, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email.

Homes in The Roads and Shenandoah Are A Bargain

Homes listed for sale in Shenandoah, also known as Silver Bluff, and The Roads have a median price per square foot of  $183.00. Those that have closed in the last 3 months went for a median price of $129.00 per square foot. I’m speaking specifically about the area east of SW 27th Avenue between U.S 1 to the south and Coral Way to the north all the way toward downtown Miami including all of The Roads.

Before U.S. 1 morphed into the main artery it has become, there was no real defining line between the north end of Coconut Grove and Shenandoah / The Roads. As a whole, real development began at the same time and in the same style. In the 1930’s developers started laying out neighborhoods, putting in infrastructure, and planting trees and shrubs.

These first developments were built on land once owned by early Miami settlers and were mostly modest 3 and 4 bedroom bungalow homes on good-sized lots of a around one-quarter acre. At the time, U.S. 1 was a 2-lane street paralleling the Florida East Coast Railway, the main conduit for overland shipping.

As more and more people decided to make Miami home,  U.S. 1 was widened and lanes added and there became a clear delineation between the areas. With the extension of I-95 to South Miami Avenue in 1964 the distinction was complete and the neighborhoods stood clearly apart.

But the bones remain. The remaining old trees are now stately and graceful, and they shade the same roads laid out in the 1930’s and later. Many of those original homes remain, most with some, if not total, renovation.

Following are some examples of similar homes in both areas, and the difference in prices for current listings and recent sales.

1600 SW 13th Avenue

I saw the home to the right at 1600 SW 13th Avenue, on the street dividing The Roads and Shenandoah when it was a new listing at $549,000 or $242 per square foot. It has 4 bedrooms and 3 bathrooms in 2268 square feet on a corner lot of 14,000 square feet. Built in 1938, it sold in 38 days for $430,ooo ($189 psf).

 1600 Tigertail Avenue

This home at 1600 Tigertail Avenue in Coconut Grove was built in 1933 and has 4 bedrooms and 3 bathrooms in 2,321 square feet. This one is a corner lot, also, with 11,445 square feet and a large pool. It’s list and sale price was $665,000 or $286 per square foot, and it sold in one day!

On the market in The Roads at 407 SW 22 Rd. now is a 4 bedroom, 3 bathroom home built in 1935 with 2329 square feet. It sits on a lot of 6750 sq. ft. and is asking $$75,000 or $203 psf. It just came on the market a few days ago and I haven’t yet previewed it, but it looks interesting.

At the moment in Coconut Grove, a 4 bedroom, 3 bathroom pool home at 2410 Swanson Avenue is for sale for $699,000, or $317 per square foot. It has 2200 square feet on a lot of 6628 sq ft, and was built in 1925. It has been extensively updated throughout.